Blk 676A Yishun Ring Rd
Project page · 99-year lease from 2018
Based on 4 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 452 | 04 TO 06 | 47 sqm | S$368,000 | S$7,830 psm | ×1.000 | S$7,830 psm |
| Jun 2026 | Blk 676A | 01 TO 03 | 47 sqm | S$365,000 | S$7,766 psm | ×1.000 | S$7,766 psm |
| Jun 2026 | Blk 677A | 07 TO 09 | 47 sqm | S$395,500 | S$8,415 psm | ×1.000 | S$8,415 psm |
| May 2026 | Blk 452 | 13 TO 15 | 47 sqm | S$368,000 | S$7,830 psm | ×1.000 | S$7,830 psm |
How accurate is this estimate for Yishun Ring Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 319 sales in Yishun Ring Rd since.
- Median error
- 4.1%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
7.50% gross yield
S$27,600 of rent a year against the estimate above · 0.2 points above flats like it
Homes like this rent for about S$2,300 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 7.30%, from 53 blocks. This town has too few such blocks to measure on its own.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Jul 2026 | 677A | 2 ROOM | S$2,500 |
| Feb 2026 | 676A | 2 ROOM | S$2,500 |
| Feb 2026 | 676A | 2 ROOM | S$2,300 |
| Jan 2026 | 676A | 2 ROOM | S$2,300 |
| Dec 2025 | 451 | 2 ROOM | S$1,750 |
| Nov 2025 | 676A | 2 ROOM | S$1,600 |
median of 6 HDB rental approvals for 2 ROOM on Yishun Ring Rd since 2025-10.
Buying or selling at S$368,000?
Buying: Stamp duty on S$368,000 · Cash and CPF needed on S$368,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$368,000.
Each opens with this figure filled in; change anything there.
Primary schools near 676a Yishun Ring Rd
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Northland Primary School · 217 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 569 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 708 m · balloted in 2025 Phase 2C (PRs within 1 km)
- North View Primary School · 814 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Xishan Primary School · 1,274 m · no 2025 Phase 2C ballot
- Peiying Primary School · 1,290 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 1,508 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,600 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,696 m · no 2025 Phase 2C ballot
- Chongfu School · 1,895 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 676A · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Jun 2026 | Blk 676A · 2 ROOM · 01 TO 03 · Model A · 91 years left | 47 sqm | S$365,000 | S$7,766 psm |
| Dec 2025 | Blk 676A · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Oct 2025 | Blk 676A · 2 ROOM · 01 TO 03 · Model A · 92 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Sept 2025 | Blk 676A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$645,000 | S$6,935 psm |
| Aug 2025 | Blk 676A · 2 ROOM · 04 TO 06 · Model A · 92 years left | 47 sqm | S$390,000 | S$8,298 psm |
| Jul 2025 | Blk 676A · 2 ROOM · 07 TO 09 · Model A · 92 years left | 47 sqm | S$375,888 | S$7,998 psm |
| Apr 2025 | Blk 676A · 2 ROOM · 04 TO 06 · 2-room · 93 years left | 47 sqm | S$360,000 | S$7,660 psm |
| Nov 2024 | Blk 676A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$645,000 | S$6,935 psm |
| Jun 2024 | Blk 676A · 2 ROOM · 10 TO 12 · Model A · 93 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Mar 2024 | Blk 676A · 2 ROOM · 01 TO 03 · Model A · 94 years left | 47 sqm | S$335,000 | S$7,128 psm |
| Mar 2024 | Blk 676A · 2 ROOM · 04 TO 06 · Model A · 94 years left | 38 sqm | S$320,000 | S$8,421 psm |
| Feb 2024 | Blk 676A · 2 ROOM · 10 TO 12 · Model A · 94 years left | 38 sqm | S$325,888 | S$8,576 psm |
| Aug 2023 | Blk 676A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$588,000 | S$6,323 psm |
| May 2023 | Blk 676A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$528,000 | S$5,677 psm |
| Apr 2023 | Blk 676A · 2 ROOM · 07 TO 09 · Model A · 95 years left | 38 sqm | S$315,000 | S$8,289 psm |
| Feb 2023 | Blk 676A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$586,000 | S$6,301 psm |
| Feb 2023 | Blk 676A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Feb 2023 | Blk 676A · 2 ROOM · 10 TO 12 · Model A · 95 years left | 47 sqm | S$320,000 | S$6,809 psm |
| Feb 2023 | Blk 676A · 2 ROOM · 07 TO 09 · Model A · 95 years left | 47 sqm | S$315,000 | S$6,702 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 676A · 2 ROOM | S$2,500 | — |
| Feb 2026 | Blk 676A · 2 ROOM | S$2,300 | — |
| Jan 2026 | Blk 676A · 2 ROOM | S$2,300 | — |
| Nov 2025 | Blk 676A · 2 ROOM | S$1,600 | — |
| Aug 2025 | Blk 676A · 4 ROOM | S$3,000 | — |
| Jul 2025 | Blk 676A · 2 ROOM | S$2,500 | — |
| Jun 2025 | Blk 676A · 4 ROOM | S$3,200 | — |
| Jun 2024 | Blk 676A · 4 ROOM | S$3,000 | — |
| Mar 2024 | Blk 676A · 2 ROOM | S$2,700 | — |
| Feb 2024 | Blk 676A · 4 ROOM | S$3,800 | — |
| Feb 2024 | Blk 676A · 2 ROOM | S$2,300 | — |
| Aug 2023 | Blk 676A · 2 ROOM | S$2,700 | — |
| Feb 2023 | Blk 676A · 2 ROOM | S$2,700 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 90 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 85 years | S$349,858 | S$386,272 | S$418,340 | S$425,656 |
| 10 years | 80 years | S$328,489 | S$400,426 | S$469,672 | S$486,244 |
| 20 years | 70 years | S$289,756 | S$430,563 | S$592,354 | S$634,892 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.